Kevin Brinkman Brinkman Development 3003 E Harmony Rd. Suite 300 Fort Collins, CO 80528

Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com February 24, 2017 Original Date: August 8, 2014 Kevin Brinkman Brinkman Development 3003 E Harmony Rd. Suite 300 Fort Collins, CO 80528 Re: Waterstone Apartments Current Description of project (2017 PDP): Response: The Developer is proposing an 11 building apartment complex with a community clubhouse and pool. The project will contain 4 studio, 80 one bedroom, 130 two bedroom and 26 three bedroom units. The existing site has extensive grades over 10% so many of the building located along the perimeter of the site will have walk-out units to deal with the excessive grades. There is also a protected rock outcropping formation along the southwest property line that has been identified and avoided. Description of project (from the 8-8-2014 review: This is a request to construct a 10 building apartment complex with a community center and pool (Parcel #9611100031). The project will contain 120 one-bedroom and 120 two-bedroom units with 415 on-site parking spaces. The parcel is located in the Medium Density Mixed-Use (MMN) zone district. This project will be subject to Planning & Zoning Board (Type II) review. Response: Description of Project has changed. See above. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Seth Lorson, at 970-416-4320 or slorson@fcgov.com. Comment Summary: Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com

1. This site is located in the MMN zone district and based on the number of proposed units the project is subject to a Type 2 review. 2. LUC 3.2.2 This is subject to parking minimums Parking spaces require a landscape setback from the public ROW. It is unclear where the public ROW is. Response: The only R.O.W. is S College Ave and we have parking in front of Building 11 which is set back 47-4 from the existing R.O.W. LUC 3.2.2(C)(4) Bicycle parking spaces are required also. We are providing 274 enclosed racks which will be located in locked bike barns, garages and the lower level of the clubhouse. The storage in the clubhouse is located next to a bicycle repair room as well.. In addition 96 spots will be located around the site. See Landscaping details. A hook is being provided at each covered patio/balcony which will supply another 240 locations to store unenclosed bikes. 3. LUC 3.2.4 A lighting plan is required Response: New Photometric is associated with this submittal see sheet 21 and 22 of the architectural set. 4. LUC 3.2.5 Trash and recycling enclosures are required. 6 trash/recycle enclosures are being provided. See architectural site plan and elevations 5. LUC 3.5.1.(J) Mechanical/Utility equipment (vents, flues, meters, conduits, ac,rtu, transformers) locations shall be identified on the plans and screened. Response: Meters, transformers, ac condensers and wall mounted meters will be shown on the next submittal. We expect to screen them with landscaping. 6. The building is setback is 9ft from a nonarterial street (see section 3.8.30). Response: The building and bike barn located along Venus Avenue at a minimum of 15 away from the street. 7. Off-premise signage will need to be removed to bring the project in compliance with the Land Use Code. Response: Two monument signs are being proposed. One is along S College Avenue near the Venus Avenue intersection and the other is located at our secondary fire access road which goes thru Vineyard Church s property. Both are set back enough to be outside of the building setback easement. 8. Any new signs and their locations will be reviewed through a separate sign permit and not part of the PDP/FP review. Signs are just being shown for clarity of site plan.

Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Water and wastewater services for this site are provided by the Fort Collins-Loveland Water District and the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226-3104. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. A Traffic Impact Study (TIS) will be needed. Please contact me to scope the study. (mwilkinson@fcgov.com or 970-221-6887) Our Traffic Engineer, Delich Associates, reached out for clarification. 2. There are other potential developments in this immediate area and the proposals will need to be coordinated in terms of access. 3. A connection to the Fossil Creek Trail needs to be explored and discussed. Response: Two trail connections are being proposed as part of this development. The first is a pedestrian access near the clubhouse. The second is a bike/pedestrian connection near the entrance off of Venus Avenue. This connection will run from the existing Fossil Creek Trail to the new bike path that will run along the west side of Venus Avenue. 4. Further discussions need to be had regarding the adjacent street improvements along US 287 (number of lanes, medians, etc). There is already a scheduled staff meeting with CDOT to begin these discussions. and expect further understanding as the ODP is reviewed and approved. Currently showing an enlarged pork chop island which restricts Venus Avenue to a right-in right-out access point. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 1. A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Erosion Control Report, Drainage Report and civil drawings have been prepared by Northern Engineering. See reports and drawings associated with this submittal. Reports are PDP level. SOPs and final drainage detail will be provided with FP design. PDP drainage concept and LID compliance concept comments are desired.

2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. Response: Onsite as well as shared offsite detention is being used to serve this site. 2-year historic release is planned. Overall detention concept is provided in the ODP documents and further developed with the PDP. Please reference reports and civil drawings for more information. 3. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: Acknowledged. A combination of stormtech vaults, rain gardens and permeable paver systems is proposed LID. Water quality storage volume will also be provided in the detention ponds. 4. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. LID design information can be found on the City s web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria. Response: Acknowledged. A combination of stormtech vaults, rain gardens and permeable paver systems is proposed LID. Water quality storage volume will also be provided in the detention ponds. 5. The outfall for this site is the low flow channel of Fossil Creek. This will require an off-site drainage easement to the creek channel. Response: Easement will be with the City of Fort Collins. We request review of this outfall and requirements for an easement with this submittal. Previous projects on public/city property have not required formal easements; similar to City right-of-way with City approval but we will accommodate however necessary. 6. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Acknowledged. Owner is aware of the fees.

7. The design of this site must conform to the drainage basin design of the Fossil Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. Response: Acknowledged. We believe this does. 8. A small portion of this property is located in the City-regulatory Fossil Creek 100-year floodway, and all development within the floodway must comply with the safety regulations of Chapter 10 of City Municipal Code. A City Flood Risk Map is attached. Response: Acknowledged. No development or improvements will be within this high risk area. 9. New residential construction is not allowed in a City-regulated floodway. It doesn t appear that any of the proposed apartment buildings are in the floodway, but there are garages on the south side of the property that might. Accessory structures are allowed within the floodway, provided that the finished floor of the structure, as well as any duct work, heating, ventilation, electrical systems, etc. are elevated, or floodproofed, 12-inches above the Base Flood Elevation (BFE). That finished floor elevation is known as the Regulatory Flood Protection Elevation (RFPE = BFE + 12 for accessory structures). Response: To the best of our knowledge, the floodplain only touches the property along the south edge that will be undeveloped. All buildings are out of the floodplain. 10. If floodproofing is chosen as on option rather than elevating the structure, all the requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which will be required before construction begins, and again after construction is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. FEMA Technical Bulletin 3, Non-Residential Floodproofing Requirements and Certification can be found at http://www.fema.gov/media-library-data/20130726-1511-20490-5294/job6.pdf. Response: No Floodproofing is required as designed. 11. In addition to the requirement to either elevate or floodproof the structure, development in the floodway will be allowed only if it can be certified by appropriate floodplain modeling techniques, that the building will cause no-rise to the BFE and the floodway boundary. The certification must be prepared by a Professional Engineer licensed in the State of Colorado. Response: No floodplain/floodway development is proposed. 12. Any construction activities in the 100-year floodway---paving, sidewalk, curb & gutter, utility installation or relocation, landscaping, etc.---must be preceded by an approved floodplain use permit, a No-Rise Certification, approved plans, and the appropriate permit application fees. The No-Rise Certification must be prepared by a professional engineer licensed in the State of Colorado. Forms for the floodplain use permit and for the no-rise certification can be found at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Response: No floodplain/floodway development is proposed. Limits of disturbance are intended to stay clear of the floodplain.

13. Storage of equipment or materials in the floodway, whether temporary or permanent, is prohibited. Response: Acknowledged. 14. Development review checklists for floodplain requirements can also be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please contact Shane Boyle of Stormwater Master Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development review check list. Response: Acknowledged. 15. Please contact Mark Taylor, 970.416.2494,mtaylor@fcgov.com with any questions. Response: Acknowledged. 16. A portion of this property is located in an Erosion Buffer Zone, and any development within that zone must conform to the regulations of Section 10-201 of Chapter 10 of City of Fort Collins Municipal Code. Response: Acknowledged. Only sewer pipe is proposed in the erosion buffer. 17. New residential construction, including accessory structures, are not allowed in an Erosion Buffer Zone. Response: Acknowledged. Only sewer pipe is proposed in the erosion buffer. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. 2012 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins have adopted the 2012 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. 2. DEAD-END FIRE LANES FCLUC 3.6.2(B)2006; 06IFC 503.2.5 and Appendix D: Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Due to the proportions and orientation of this particular property the site has unique connectivity limitations. Successful development of this site appears to be dependent upon construction of Venus Avenue to the south. Please contact me should you require further discussion on this topic. The drive south of building 8 and 9 is longer than 150, so access to a secondary fire access road has been added. Please see architectural and civil sheets for more information and clarification. We expect to have a temporary no access chain to restrict vehicular access to the two main entry points. 3. CUL-DE-SACS FCLUC 3.6.2(B): Cul-de-sacs are permitted only if they do not exceed 660 feet in length and have a turnaround at the end with a minimum outside turning radius of 50 feet (100

foot diameter). 4. FIRE LANES IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. Buildings exceeding 30' in height have additional access needs (see below). Further investigation needs to be completed to determine what fire sprinkler system will be required for each building base on site fire accessibility. Currently all building will be 13R but it is understood that some may need to be a full 13 sprinkler system. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width* & 14 foot minimum overhead clearance. Current drives are 24 wide with unlimited overhead clearance > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. *AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED 1012 IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Response: Where we are using 3 stories, eave of the pitched roof is being held to 30 or less. *AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH 2012 IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Response: 30 Fire Apparatus Access Roads not anticipated with this development.

*AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING 2012 IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Response: 30 Fire Apparatus Access Roads not anticipated with this development *BUILDINGS EXCEEDING THREE STORIES OR 30 FEET IN HEIGHT 2012 IFC D104.1: Buildings or facilities exceeding 30 feet or 3 stories in height shall have at least two means of fire apparatus access for each structure. Buildings do not exceed 30 feet in height. 5. WATER SUPPLY Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. 6. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS IFC 903.2.7: An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. A full NFPA 13 sprinkler system shall be required under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. All residential buildings will have at least a 13R sprinkler system and the clubhouse will have a full NFPA 13 Sprinkler System. Further investigation needs to be completed to determine which apartment buildings might need a full NFPA 13 Sprinkler System. 7. FIRE CONTAINMENT The Community Center building exceeds 5000 square feet and shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Also keep in mind, any non-sprinklered A-2 group occupancy is limited to 99 persons. Clubhouse will be sprinklered. 8. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01

Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Fossil Creek, Red Tail Hawk nest). Please note the buffer zone standard of 100' for Fossil Creek, as you have in your narrative, and the temporary buffer for any raptor nest, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. An Ecological Characterization has been submitted with this application. We have also included a Paleontological Resource Impact Evaluation which discusses the rock outcrop along our south property line. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. Please see reports. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Response: Understood. A lighting plan is associated with this submittal. 4. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. The landscape architect met Molly Roche and Ralph Zentz on site to discuss and will be addressed on the landscape plans. 5. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: Understood

6. Projects in the Vicinity of Fossil Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any above ground utility installations. Please review sets which contain architectural, landscape and civil site plans. We have also provided architectural elevations for your review. This included the residential buildings, clubhouse and associate buildings such as bike barns and trash enclosures. 7. This project must also comply with the following standard, as it is adjacent to the Redtail Natural Area, Section3.4.1(L) Compatibility with Public Natural Areas or Conserved Land. If the project contains or abuts a publicly owned natural area or conserved land, the development plan shall be designed so that it will be compatible with the management of such natural area or conserved land. In order to achieve this, the development plan shall include measures such as barriers or landscaping measures to minimize wildlife conflicts, setbacks or open space tracts to provide a transition between the development and the publicly owned natural area or conserved land, and educational signage or printed information regarding the natural values, management needs and potential conflicts associated with living in close proximity to such natural area or conserved land. 8. A Fugitive Dust Control Permit must be obtained from Larimer County Environmental Health for development involving: - land clearing of 5-25 acres; - land development creating more than a 25 acre contiguous disturbance or exceeding 6 months in duration Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Fee has been submitted as part of this application. See TDRF sheet for fee clarification.

3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 4. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Traffic Impact Study has been submitted as part of this application. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/gmardstds/urbanst.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 8. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the applicant will need to obtain an access permit from CDOT. 9. The access shown out to College is shown on the access control plan, but slightly to the south. Because this access is identified as a right-in-right-out access point and will need to be constructed as such (median installation to control access) the location of the access point can adjust some from what is shown on the plans with CDOT s approval Where ever this access point is located it is intended to serve this property and the property to the south so access easements will need to be provided to accommodate this and the access location coordinated between the two properties. Venus Avenue is being built and paid for by all three property owners. All owners have had several meetings to discuss the alignment and grades. 10. The project may need to dedicate additional right-of-way along College Avenue. The amount of right-of-way needed will be dependent on if a right-turn lane is needed into the site and the right-of-way that is needed to accommodate the ultimate College Avenue cross section. A preliminary design for the ultimate improvements will be needed to determine the sidewalk elevation and location and the right-of-way needed along this property.

` Traffic Impact Analysis has been provided as part of this submittal. It is also our understanding that as each parcel develops new TIAs would be required and would build upon this development. 11. If the project is subject to the Land Use Code there are provisions in Section3.6 that identify that a property needs to provide public street connections to adjacent developable property along the boundary of the property. Alternative compliance will certainly be granted for not providing road connections to the north (Natural Area property and Fossil Creek Trail) and to the west (a railroad crossing is not identified in this area). How this code criteria is met for the southern boundary will need to be discussed with staff (buffers and other criteria may factor into this). Response: Connection from Fossil Creek is connecting to the new Venus Avenue in two locations. One is direct and the other will be thru the adjacent property to the south. Two trail connections are being provided to the Fossil Creek Trail. The trail connection at the clubhouse is for pedestrians while the connection at our main entrance, locate on the east side, is for pedestrians and bikes. This location will connect the bike trail from Fossil Creek Trail to a new 10 bike lane running along the west side of Venus Avenue. 12. If Venus Avenue connecting to the site is intended to be a public street then it will likely need to continue out to College as Public Street or be cul-de-sac in a way that meets City criteiria and doesn t exceed the maximum cul-de-sac length. Response: Venus Avenue will extend south and tie into the intersection of Crestridge Drive and Venus Ave (Existing). The road is intended to be privately maintained. Standard Tee intersection is preferred by all adjacent property owner and serves the connector road intent better than a cul-de-sac. 13. The Traffic Study and the pedestrian and bicycle level of service requirements and information for the project will be used to determine if there are any off-site improvements that will be required of the project. 14. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. ` 15. LCUASS parking setbacks (Figure 19-6) from public roadways apply and will need to be followed depending on parking design. Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com 1. Normal development charges will apply. 2. Please contact Light & Power Project Engineers at 221-6700 if you have any questions. Planning Services

Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com 1. According to Resolution 98-38 determining vested rights for this property, if the application submittal is exactly the same as originally submitted (shown in Attachment documents) then the project may be processed on the transitional provisions of the Land Use Code meaning the Land Development Guidance System (LDGS). However, we anticipate that you may opt to revise the project and thus utilize the current provisions of the Land Use Code. The following comments are in regards to the Land Use Code. Please let us know, and we can set up a meeting to discuss LDGS should you choose that option. Response: a new site plan is being proposed. See Submitted plans. 2. The vacant lot to the south of this site has recently been in for a Conceptual Review as well. We would like to host a mini charrette to discuss some of the opportunities for these two sites to cooperate in terms of design best practices and meeting the intent of the South College Corridor Plan. Response: Vineyard Church split their parcel and the portion along College Avenue has been sold. All three property owners have been coordinating on the ultimate design of Venus Way as well as a shared cost in overlot grading, utilities and detention. 3. LUC: All buildings shall be oriented to a connecting walkway as detailed in Section 3.5.2 (D). See architectural site plan 4. LUC: The proposed garages shall comply with the design standards in Section 3.5.2 (G). Any Garages on site have units above them. See architectural elevations of Carriage units. 5. Is the access road proposed to be public? Response: It is proposed as private. 6. LUC: The proposal shall comply with landscape requirements in Section 3.2.1 including "full tree stocking", street trees, and parking lot interior and permiteter landscaping. See Landscape drawings. 7. LUC: 126 of the required 390 parking spaces are provided in garages. Per Sec. 3.2.2(K) (1)(a)*, in order for these spaces to count toward the requirement they must be made available to tenants at no additional cost beyond the dwelling unit rental rate. and understood for the garages attached to units in the new site plan layout. 8. LUC: This project is required to comply with Section 3.8.30 - Multi-family Dwelling Development Standards. Specifically, the project shall have a park, central feature or gathering place, block requirements, and variety among repeated buildings. The project provides a large pool patio as well as an open space located next to the pool. The Pool patio will have features such as a pool, hot tub and covered BBQ shelter. We are also providing a variety among repeated buildings with fenestration, material, window and lighting changes.

9. South College Corridor Plan calls for this site to be connected to the Fossil Creek Trail via a future connection through Redtail Grove Natural Area. Additionally, the plan expresses concerns for the viewsheds in this area and the adjacent natural features. Response: Please review the new site plan regarding viewsheds. The Fossil Creek Trail will have two connection points from this development.one is near the clubhouse and the other is located near the main entrance near College Ave. This connection will also serve as a bike trail from The Fossil Creek Trail to a 10 wide bike lane running along the west side of Venus Avenue. 10. The South College Avenue Access Control Plan shows one right-in/right-out access for the entirety of the vacant land between Redtail Grove Natural Area and Crestridge Street. Response: Venus Avenue will now run from the north Right-in Right-out access to the intersection of Crestridge Drive and Venus Ave. Two vehicular access points are being provided into Fossil Creek Apartments. A Third access is being provided but it is strictly for emergency service access. See Architectural Site Plan for more details. 11. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Response: One Neighborhood meeting has already been conducted. We anticipate another neighborhood meeting will be conducted during the PDP approval process. 12. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. and Reviewed. 13. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. and Reviewed. 14. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. We do not anticipate that this project would not meet the requirements and intent of the LUC. Please let us know in your review if you find anything that would require a Modification of Standard Request. 15. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. and Reviewed.

16. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Transportation and Planning were consulted to figure out the required fees for the PDP submittal. A check to that amount has been submitted with this application. 17. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 970-416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. and we typically do this with every jurisdiction. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4. 2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions.

Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 970-416-2341